Peterhouse Technology Park Expansion

Transcription

1 Peterhouse Technology Park Expansion Environmental Statement Volume 1: Non-Technical Summary April 2015

2 1.0 Introduction & Methodology 1.1 This document is a summary in non-technical language of an Environmental Statement ( ES ) prepared on behalf of Commercial Estates Group ( the promoter )( CEG ). It accompanies an application to provide additional office (Use Class B1) accommodation and associated facilities on land to the west of the Peterhouse Technology Park ( PTP ), Cambridge. The buildings have been designed to meet the requirements of ARM, a current occupier at PTP. 1.2 The proposed development falls within part 10(b) (Infrastructure Projects) of Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (the 2011 Regulations ). Part 10(b) relates to urban development projects where the development includes more than 1 hectare of urban development which is not dwellinghouse development. For such developments, EIA is required in situations where the development could give rise to significant environmental effects. The scope of the ES has been agreed with Cambridge City Council ( CCC ). 1.3 The document includes the following information: - Section 1.0 background to the assessment process and the scheme; Sections 2.0 to 3.0 description of the site and the current proposals; Sections 4.0 to 12.0 a topic by topic review of the findings of the EIA; Section 13.0 a review of whether other direct or indirect effects may arise when the scheme is considered with other schemes in the area; Section 14.0 details of how to obtain a full copy of the ES; Section 15.0 scheme plans and cross-sections. The EIA Process 1.4 The ES sets out the findings of an Environmental Impact Assessment ( EIA ) of the development. 1.5 The EIA process aims to ensure that any significant effects arising from a development are systematically identified, assessed and presented to help a local planning authority, statutory consultees and other key stakeholders in their understanding of impacts arising from development. If measures are required to minimise or reduce effects then these are clearly identified. For this development, EIA has been carried out to consider the likely significant effects that may arise during its construction and operation and due to its potential relationship to future developments in the area. It has been completed with regard to best practice and relevant legislation and has addressed the following matters agreed with CCC as being required to assess P1

3 the impacts of the development:- 1. Landscape & Visual Effects 6. Ecology 2. Socio-Economics 7. Water Environment 3. Transport 8. Heritage 4. Air Quality 9. Ground Conditions and Contamination 5. Noise and Vibration 1.6 Likely effects are identified based on current knowledge of the site and surroundings, desktop assessment, survey and fieldwork and information available to the EIA team. All those matters that could be reasonably required to assess the effects of the proposals are set out in the ES; this includes effects arising from the scheme itself as well as those temporary effects arising during the construction of the proposed development. 1.7 The EIA team has worked with the design team to ensure that the scheme for which planning permission is sought incorporates those revisions or modifications that are necessary or appropriate to avoid or reduce significant adverse effects on the environment. 1.8 Consultation has also informed the EIA process in relation to the methods by which the EIA has been carried out, as a means to seek environmental data, to review the effectiveness of any identified mitigation measures and as a means to keep interested bodies informed on the process of EIA undertaken. Background to the Scheme 1.9 CEG is promoting the expansion of PTP and aims to make a significant contribution to meeting the economic development needs of Cambridge City and the wider sub-region. Advanced RISC Machines ( ARM ) is a FTSE 100 company and was founded in It established its global headquarters at PTP in March 1994 and expansion continued within the park in 2000, 2002 and It currently occupies approximately 11,200 sq m (120,000 sq ft) of office accommodation (Use Class B1) in Cambridge. Other existing tenants at the PTP include the Medical Research Council and Acambis ARM currently employs 1,464 people in Cambridge, predominantly at the PTP as well as on Capital Park, Fulbourn and at City House, also in Cambridge. It is effectively operating at physical capacity at all its sites in Cambridge; and at the same time it needs to expand in order to remain competitive in the global market. As a result, it is looking to expand its headquarters at PTP to accommodate up to 2,500 employees by no later than Currently, there is not the opportunity to expand within the boundaries of PTP to provide the additional floorspace required to accommodate the increased workforce. However, the development of land adjacent to the current PTP would enable it to keep its headquarters in the same location and establish a single site campus. P2

4 1.12 The site identified is located within the Green Belt but is identified within the emerging Cambridge Local Plan as suitable for development and, by accommodating the growth of their operation on the site identified, ARM will be able to meet its current growth aspirations. 2.0 Site & Surroundings Surroundings 2.1 The PTP is located to the south east of Cambridge, within the administrative area of CCC, immediately adjacent to its boundary with South Cambridgeshire District Council (SCDC). It is located approximately 4.5km from Cambridge City Centre and directly to the south of Cherry Hinton village. Immediately to the north of the PTP, and south of Fulbourn Road, are residential properties. 2.2 The land to the south and east is primarily used for agriculture, and suburban residential areas of Cambridge are located to the west. Figure 2.1 Aerial Photograph Identifying Broad Extent of land subject to EIA Source: Google Earth 2.3 The site is accessed via Fulbourn Road which runs along the northern boundary of PTP and connects Cambridge to the west to the village of Fulbourn (within SCDC) and the A11 to the east (via Balsham Road). The nearest railway station is Cambridge Railway Station approximately 3km to the north-west metres to the west is the designated Limekiln Close site of Local Nature Conservation Importance which comprise the Limekiln Close (and West Pit) Local Nature Reserve ( LNR ) and the East Pit LNR. To the south of the LNR (and 400m to the west of the site) is the Cherry Hinton Pit Site of Special Scientific Interest ( SSSI ). P3

5 2.5 There are no Conservation Areas, listed buildings, Historic Parks or Gardens or Registered Battlefields adjacent or in the immediate vicinity to the site (though there are listed buildings within the wider study area; see Section 11.0). The Site 2.6 The site which is the subject of this EIA extends to approximately 4.22 hectares. 2.7 The site is mainly located within the designated Green Belt; this area is currently agricultural land. It is bound by hedgerows and forms part of a wider, open, arable field to the south. The site predominantly comprises Grade 3 Agricultural Land (Good to Moderate). 2.8 Part of the site is also within the existing PTP, including areas of existing surface car parking and, in the north of the site, an existing two-storey office unit which is currently used by ARM (known as ARM 2 ). There are small areas of structural landscaping and limited tree planting within this area. 2.9 The PTP to the north and east is cut into rising ground, and as such, the higher ground that the development site is located within is screened from PTP. The site itself is has a very shallow gradient rising to the south east corner According to the Environment Agency ( EA ) Flood Map for Planning (Rivers and Sea) the majority of the site is located in Flood Zone 1 (low probability of flooding). 3.0 Description of Development 3.1 The development is described as follows:- Detailed planning application consisting of: the demolition of ARM 2; the construction of new buildings for B1 use; two multi-storey car parking structures; additional temporary car parking spaces; new cycle parking spaces; hard and soft landscaping works; new internal roads, foot and cycle paths; ancillary and associated facilities and site infrastructure. 3.2 The scheme proposes two new Use Class B1 buildings (ARM A to the west and ARM B to the east) at the site and three car parks which will service the buildings. A reception link will connect the two buildings. To allow for the completion of the car park to the north (described below as the Northern Car Park), the ARM 2 building, which is two storeys with a floorspace of 1,231 sq m is to be demolished. 3.3 The two buildings are designed to provide office accommodation to meet a total site capacity of 2,500 ARM employees. Approximately 1,700 desks will be provided at ARM A and ARM B. Some of these spaces will make up for those lost at ARM 2 following demolition and for those lost at ARM 1, 3 and 6 P4

6 following internal reconfiguration at these buildings to provide ancillary uses (not subject to this scheme). The remaining spaces will then be used for the anticipated new employees at the site. 3.4 The building elements to be incorporated are as follows in Table 3.1. Table 3.1 Building Elements ARM A ARM B Floorspace (Gross External Area) 10,495 sqm 9,890 sqm Storeys 3 3 Height 11.7m 11.7m Desks Proposed Two of the three car parking areas proposed are decked areas; one is to be built on the existing car park to the east of ARM 1 (part single, part twodecked) ( the Eastern Car Park ) and the other is proposed to the north of the proposed access road on land where ARM 2 currently sits and the adjoining area (part single, part two-decked) ( the Northern Car Park ). Additional car parking, primarily for visitors and drop-offs will be provided at grade-level on land to the west of ARM B ( the Western Car Park ) and to the south of the Northern Car Park with 4 spaces available. 3.6 The development will result in a net increase of 538 car parking spaces and a net increase of 680 cycle spaces at the site. 3.7 Vehicular access to the site will be through the existing access point to the north of the site from Fulbourn Road. Vehicles would enter the site and disperse to the various car parks and drop-off points throughout the site as appropriate from the central, existing roundabout. 3.8 On its elevations, ARM A and B will feature a double glazed curtain wall system on the ground floor level; perforated, anodised aluminium vertical fins around the first floor level; and double glazed curtain wall system on the setback second floor level. 3.9 The car parks are proposed to be primary steel structures with exposed columns and beams. The elevations of the decked car parking areas will largely be treated by Petrarch slatted panels, which, on elevations facing towards residential dwellings, will assist the establishment of a landscape screen (planted climbers e.g. ivy, wisteria and clematis) around the car park structures. Construction Methodology 3.10 For the purposes of assessment it is assumed that construction will take approximately 12 to 18 months with an anticipated occupation of the new buildings by Q and completion of development (including car parks) by Q The contractor will be required to produce and agree a Construction Environmental Management Plan ( CEMP ) to describe how construction will P5

7 be managed to avoid, minimise and mitigate any construction effects on the environment and existing surrounding communities. The information assessed in the EIA will form part of the tender documentation to be issued to potential contractors and they will be required to comply with the outline methodology described, as well as any relevant planning conditions Construction is currently proposed to be completed in seven phases to ensure car parking provision at the wider PTP site can continue to operate during this time. Alternatives Considered 3.13 As part of the EIA, alternative sites for the proposed development have been considered. This helps in clarifying the main advantages for taking forward the current scheme, taking account of the environmental effects Consideration of a scenario where the development does not proceed and the site remains in its current use has also been considered. In this no development scenario, the significant economic benefits from the PTP expansion would not come forward at the site or the surrounding areas. However, the proposed removal of the site from the statutory Green Belt designation and its allocation for employment uses within the draft 2014 Proposed Submission Cambridge Local Plan significantly increases the likelihood that a similar development would be brought forward in due course on the site The ES demonstrates that PTP is the only suitable and available site to meet ARM s requirements. Consultation and Design Evolution 3.16 The final scheme has been developed to meet design principles required at the PTP and in response to constraints at the site and consultation with the Council, local residents and other relevant stakeholders The restrictions and constraints on site have played a large part in the evolution of the design at the early stages. The site has existing buildings and access routes on site, as well as below ground restrictions in the form of two pipes and their associated easements. The design of the buildings and car parks have been influenced by the surrounding residential units and agricultural fields and hedgerows, to ensure that appropriate screening is provided, and by the topography on site to ensure that visual impact is reduced The design has been also largely influenced by the consultation process undertaken with local residents. In response to comments raised: sufficient parking and drop-off provisions are proposed within the site to ensure that parking on local residential streets does not occur; mature trees are retained where possible; screening and planting has been designed to create as strong a buffer and sound and light barrier as possible between the development and P6

8 surrounding residential dwellings; and lighting has been designed to minimise light spill. 4.0 Landscape and Visual Impact 4.1 As assessment has been carried out to identify the potential implications of the proposed development on the existing landscape character and on views towards the site. The assessment methodology draws upon the following guidance: 'Guidelines for Landscape and Visual Impact Assessment - Third Edition', Landscape Institute (LI) and Institute of Environmental Management and Assessment (IEMA) 2013 (Ref. 2); and 'An Approach to Landscape Character Assessment', Christine Tudor, Natural England (October 2014) (Ref. 4) 4.2 Landscape character has been defined by the Landscape Institute and the Institute of Environmental Management and Assessment:- "A distinct, recognisable and consistent pattern of elements in the landscape that makes one landscape different from another, rather than better or worse." 4.3 Changes to the landscape character can arise as a result of changes to the fabric of a landscape (e.g. through the loss of key elements or features) and from changes to the way in which the landscape is perceived or appreciated. Changes to a view occur when changes occur to the dominance of particular features, to a skyline, due to the creation of a new visual focus or from other changes relating to scale or enclosure. 4.4 The National Planning Policy Framework ( NPPF ) states that the planning system should contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes, with landscape value defined in the Landscape Character Assessment Guidance as the relative value or importance attached to a landscape (often as a basis for designation or recognition), which expresses national or local consensus, because of its quality, special qualities including perceptual aspects such as scenic beauty, tranquillity or wildness, cultural associations or other conservation issues. 1.1 The study area for the assessment has been defined through both desktop and field work undertaken as part of the surveys to establish the landscape and visual baseline conditions. The viewpoints contained within the assessment for which photomontages have been produced have been agreed with the Council and chosen in order to reflect viewpoints which represent key views and sensitive visual receptors. 4.5 The assessment also gives consideration to the contribution that the site makes to the purposes of Green Belt where appropriate. P7

9 4.6 The assessment identifies that there would be a locally significant, adverse impact on landscape as a result of the construction phase of the development in relation to the relationship with the adjacent agricultural land and built edge, and the relationship with and character of the PTP. Due to the construction impacts there will also be a locally significant, adverse impact on workers and visitors to the PTP and Cambridge Water Company to the north and residents of Limedale Close and Tweedale. After completion of development, these impacts would change and a locally significant, adverse visual impact would remain for residents of Limedale Close and Tweedale due to the loss of views as a result of the new buildings. 4.7 Due to the proposed design of the building, locally significant, beneficial impacts would be experienced on the landscape relationship with and character of the PTP and by workers and visits to the PTP in terms of visual impact as a result of the provision of landscaped communal areas and the high quality, attractive proposed buildings. 4.8 Mitigation measures are proposed to ensure these adverse impacts during the construction phase and post completion are reduced. Details in the CEMP will ensure visual impacts are reduced by hoardings; by careful location of the contractor s compound; and by having lighting and construction activity hours of operation be managed and minimised. The designs of the buildings have been considered to reduce the identified adverse impacts on local residents. These include setting back offices from residential boundaries, enhancement of the landscape buffers to the southern edges, screening on the residential boundary and minimisation of lighting impacts through management and glarereduction installations. 4.9 As a result of the above mitigation measures, the construction impacts would lessen, though still have a minor, short-term, adverse impact on the landscape and visual receptors identified above. After completion, the mitigation measures identified above will ensure that a degree of openness and soft edges to the development are retained, however the loss of views cannot be reversed, resulting in a moderate adverse impact on local residents The assessment also concludes that the proposed development would not harm the purposes of Green Belt. This is aided by the provision of a landscape buffer to the southern boundary. 5.0 Socio-Economics 5.1 The assessment of the effects on socio-economics has examined construction impacts, operational and indirect employment, economic output, income and expenditure, fiscal impacts and deprivation and commuting impacts. Since there are no generally accepted criteria for assessing the significance of socioeconomic impacts, these have been assessed based on the scale of any P8

10 increase over the existing position, as well as the nature and context of the impact. 5.2 The assessment identifies that the economic context of Cambridge and travelto-work patterns can provide the best indication of areas of impact for this type of development, as the main impacts will be concentrated within the defined labour catchment area of the proposed development (i.e. the area from which it would draw the majority of its workforce). 5.3 Based on this assessment, the most significant socio-economic impacts of the proposed development on the local economy are likely to include: 1 Injection of approximately 61 million private sector investment into Cambridge City; 2 Creation of 715 person-years of temporary construction employment, equivalent to 72 FTE construction jobs at a range of skill levels; 3 Once the scheme is fully constructed and operational, it could potentially accommodate up to 2,500 employees, representing 1,036 net additional jobs in Cambridge, primarily comprising of high quality, knowledge intensive R&D roles; and 4 Generating million of direct GVA per annum overall once the scheme is operational. 5.4 During construction, the scheme will also maximise the socio-economic benefits of constructing the proposed development through initiatives that encourage local labour recruitment and will consider further initiatives including encouraging the use of local supply chains, and where practicable, utilise products and services that are procured locally. 5.5 The proposed development, when completed, represents a significant new capital investment in the area and would assist CCC to achieve its objective to support continued economic growth, and particularly the growth of the nationally significant Cambridge Cluster. 5.6 Beneficial impacts are identified for all those indicators identified at 5.1 above, with the exception of commuting impacts where it is identified that new jobs would potentially require lengthened commuting times for employees. 6.0 Transport 6.1 An assessment has been carried out of the potential environmental implications arising from traffic generated onto the local highway network as a result of the construction and operation of the proposed development. The assessment draws from a Transport Assessment ( TA ). 6.2 Transport policy at all levels advocates a move away from a reliance on the private car as the only realistic mode of transport for many journeys and places an emphasis on more effective and sustainable use of transport infrastructure P9

11 resource. Where distances are too great to reasonably walk or cycle, public transport services can provide an attractive alternative to the private car. In particular it is identified in proposed policy as a key aim for CCC to promote and support economic growth in environmentally sustainable and accessible locations, facilitating innovation and supporting Cambridge s role as a world leader in higher education, research, and knowledge-based industries, while maintaining the quality of life and place that contribute to economic success. 6.3 The site is accessed from an all movement ghost island priority junction with Fulbourn Road which runs on an east-west axis and links Cambridge City Centre via Cherry Hinton Road and the A1307 Hills Road. 6.4 As a matter of best practice, the assessment has been undertaken based on the relevant guidance for the assessment of road traffic. The assessment considers the effects of traffic flows with regard to severance, driver delay, pedestrian delay, pedestrian amenity, fear and intimidation and accidents and safety. 6.5 Construction of the development will generate construction staff car trips and Heavy Goods Vehicle ( HGV ) trips associated with the transportation of a wide range of materials to and from the site. It is expected that the predicted additional HGVs associated with the construction phase will have a negligible, short-term impact on the roads identified in the highway study. 6.6 To predict an estimate of future travel behaviour of ARM staff following the proposed development (i.e. which modes of transport are likely to be used and when), existing travel behaviours have been used, with appropriate calculations from existing guidance and aspirations from policy (e.g. CCC s objective to reduce car driver trips by 15%) used to refine these predictions. As a result of these predictions, the predicted impacts on all roads within the highway study area are negligible. 6.7 During construction, it is identified that the CEMP will provide the management framework needed for construction activities to ensure that HGV construction traffic impacts remain negligible. This would include a construction traffic routing and timing management plan. 6.8 During operation of the site, a Travel Plan is proposed to be implemented to encourage staff and visitors of the development to travel by sustainable transport modes and reduce single occupancy car trips. In addition, it is proposed that appropriate financial contributions to CCC are agreed to promote sustainable travel. 7.0 Air Quality 7.1 An assessment has been carried out of the potential for effects on air quality arising from the development to ensure that, if necessary, mitigation can be identified to minimise those effects. The assessment has focused on dust P10

12 emissions during construction and air quality effects arising from changes to transport flows. 7.2 In the UK, the Air Quality Standards Regulations (2010) consolidate European legislation with other national standards and sets various limits/standards for air quality. The Air Quality Strategy for England, Wales, Scotland and Northern Ireland sets out methods for implementing the air quality limit values and provides a framework for improving air quality and protecting human health. For each nominated pollutant, the Air Quality Strategy sets clear standards and target dates when these must be achieved. In addition, under the Environment Act 1995 all local authorities are required to periodically review and assess air quality under the system of Local Air Quality Management ( LAQM ) including the declaration if required of Air Quality Management Areas ( AQMA ) in areas where standards for any particular pollutant may be breached. 7.3 The main controls with respect to dust are set out in Part III of the Environmental Protection Act (1990), which contains the legal framework for regulating statutory nuisances which includes dust, steam or odour. 7.4 CCC carries out regular reviews and assessments of air quality in accordance with the requirements of DEFRA. The Council has declared an AQMA, which encompasses the city centre due to measured exceedences of the annual mean air quality objective for nitrogen dioxide. 7.5 An assessment of the potential impacts during the construction phase has been carried out, with the nearest sensitive receptors being the residential properties on Limedale close, Tweedale and Ainsdale. This has shown that during this phase of the proposed development releases of dust and particulate matter are likely to occur during site activities. Through good site practice and the implementation of suitable mitigation measures doing construction, the impacts can effectively be mitigated to a level where they are considered to be negligible. 7.6 During operation, predicted nitrogen dioxide and particle matter impacts are assessed. The assessments identify that the predicted concentrations are within identified levels and that the impacts would be negligible. 8.0 Noise and Vibration 8.1 An assessment of the noise effects of the development has been carried out. Government planning policy seeks to avoid adverse noise effects but, as it does not set specific noise measures such as limits or thresholds, the assessment has used relevant criteria from currently available guidance documents and standards such as the World Health Organisation Guidelines and Calculation of Road Traffic Noise to inform the methodology used. 8.2 The assessment considers the effects on existing noise sensitivities from identified locations within the adjacent residential dwellings and on Fulbourn P11

13 Road, arising from road traffic noise and construction noise. The work has been informed by a noise survey, undertaken to quantify baseline sound levels around the site. 8.3 During the construction phase, it is envisaged that limited demolition, landform creation, installation of necessary services and building construction will form the main noise impacts upon existing residential properties in the environs of the site. Mitigation measures are proposed to reduce the impacts of construction noise which would result in a negligible impact of surrounding receptors. These would include time constraints on construction activities, appropriate selection of plant, construction methods and programming and appropriate locations of noise generating equipment and plant. 8.4 The noise assessment identifies that there is likely to be a negligible impact as a result of the completed development. To ensure that this remains the case, it is proposed that appropriate double glazing and air conditioning systems are installed and that the layout of the buildings are designed to face away from Fulbourn Road where appropriate. 9.0 Ecology and Nature Conservation 9.1 This EIA includes an assessment of the potential impacts on nature conservation and biodiversity. 9.2 A number of statutory Acts and Directives provide legal protection for habitats and species in this country including:- 1 Wildlife and Countryside Act (WCA) 1981 (as amended); 2 Countryside and Rights of Way (CRoW) Act 2000; 3 Natural Environment and Rural Communities (NERC) Act 2006; 4 Conservation of Habitats and Species Regulations 2010 (as amended); 9.3 The legislation provides protection for designated sites, such as Sites of Special Scientific Interest, and prevents harm to a range of species and their habitats. Specific measures are set out for breeding birds, rare flora and fauna, and European Protected Species ( EPS ). There are also requirements for lists of Habitats and Species of Principal Importance for the Conservation of Biodiversity to be maintained for England and Wales. In addition, the NPPF (Paragraph 118) provides the context for nature conservation considerations, stating that in determining decisions local planning authorities should aim to conserve and enhance biodiversity. The same policy objectives are taken into existing local policy. 9.4 The assessment of the effects of the development on ecology and nature conservation has been undertaken in line with current guidance produced by the Institute of Ecology and Environmental Management (IEEM, 2006). P12

14 9.5 To the west of the site is the designated Limekiln Close site of Local Nature Conservation Importance which comprise the Limekiln Close (and West Pit) LNR and the East Pit LNR. To the south of the LNR (and 400m to the west of the site) is the Cherry Hinton Pit SSSI. 9.6 In terms of ecological features at the site, the following table evaluations their value. Table 9.1 Summary of Baseline Ecological Value Feature SSSIs LNRs CWSs, CiWSs and PRVs Semi-improved calcareous grassland Arable farmland Amenity grassland Scattered trees Scrub Hedgerows Buildings and hardstanding Breeding birds Winter birds Brown Hare Harvest Mouse Hedgehog Bats Value National County County Site Site Negligible Site Site Site Negligible Site Local Site Site Site Local 9.7 It is identified that mitigation measures during the construction phase will prevent or minimise the risk of dust deposition, pollution and contamination as well as measures to protect existing ecological features at the site. 9.8 No effects are anticipated on the designated sites within the vicinity of the proposed development. There will be some loss of habitats as part of the proposed development. Although the loss of scrub, scattered trees and hedgerow as a result of site clearance is not considered to be significant, these habitats will be replaced and no adverse change is anticipated with small beneficial changes in these habitat types. The provision of calcareous grassland meadows, shrub and hedgerow habitats and brown roofs, and the introduction of aquatic habitat within the seasonally wet swales are likely to result in beneficial impacts on the site. 9.9 There will be a loss of arable farmland which will not be replaced and the site clearance will result in the loss of breeding bird habitat although these are not considered to be significant impacts Some minor impacts associated with external lighting may occur, particularly associated with foraging and commuting bat species. However, these impacts are not considered to be significant and Common Pipistrelle behaviour observed during nocturnal surveys suggests that this species is acclimatised to the existing light levels at the site. P13

15 10.0 Water Environment 10.1 An assessment has been carried out of the effect of the development of surface water (hydrology), groundwater (hydrogeology) and flood risk. The assessment has been informed by a site Flood Risk Assessment ( FRA ) There is a wide range of international and national legislation relevant to the assessment of potential impacts to hydrology and drainage. There are also guidance and policy documents concerned with mitigating potential impacts The potential effects of the development have been identified using professional experience guided by the baseline assessment, professional judgement and stakeholder consultation. Mitigation measures have been developed for each identified impact based on professional experience and informed by best practices There are no known watercourses situated within the development site. The EA s indicative online flood maps show the development site to be wholly located within Flood Zone 1, defined by the EA as having an annual probability of flooding from rivers and sea of less than 1 in The development site is therefore at low risk of flooding from rivers and sea. There are no public sewers located within the development There is no identified additional risk of flooding as a result of the construction process, but a temporary drainage strategy is advised to manage surface water runoff within the site. There is low risk of water pollution occurring on sensitivity receptors during the construction phase provided that standard pollution guidance is compiled with Any new impermeable areas introduced at the site are taken into account in the site drainage strategy to ensure that surface flood risk does not increase following completion of the development. The accompanying FRA identifies that the implementation of SuDS and attenuation storage will ensure that there will be minimal impacts on sensitive receptors following the completion of the scheme. Oil/petrol interceptors are also proposed to be included within the drainage strategy for runoff from trafficked areas, as well as silt traps where necessary, to prevent pathways allowing pollutants to enter groundwater within the chalk aquifer. This will ensure any impacts are negligible Heritage 11.1 An assessment has been undertaken to establish the likely significant historic environment effects of the development on the site and the surrounding area during construction and completion of development There are no scheduled ancient monuments or conservation areas within the proposed development site or the wider study area. There are five Grade II P14

16 listed buildings to the north west of the proposed development site in the centre of Cherry Hinton. These are 50 High Street, 84 High Street, the Red Lion public house, The Old Smithy and Springfield. None of these listed buildings have any intervisibility with the proposed development site and thus no impacts are identified Archaeological items, cropmarks and barrows of varying historic value, and a Roman settlement and a Saxon cemetery, have been identified within the wider study area of the site Following this, archaeological evaluation trenching has been undertaken at the site itself which has identified a limited area of Neolithic activity in the central eastern part of the site. To ensure the construction phase minimises impact on this activity, the area will be excavated and recorded in advance of construction commencing with the results being published following completion of the post-excavation analysis. Therefore, the proposed development will have a minor adverse impact on archaeological remains though this is mitigated through the recording of the findings Ground Conditions and Contamination 12.1 An assessment has been carried out to determine the potential effects of the proposed development on ground conditions Planning guidance states that policies and decisions should ensure that: 1 The site is suitable for its new use taking account of ground conditions and land instability, including from natural hazards or former activities such as mining, pollution arising from previous uses and any proposals for mitigation including land remediation or impacts on the natural environment arising from that remediation; 2 After remediation, as a minimum, land should not be capable of being determined as contaminated land under Part IIA of the Environmental Protection Act 1990; and 3 Adequate site investigation information, prepared by a component person, is presented Methods of assessment have been employed that are consistent with current guidance and recommendations in the form statutory documents and recognised publications to ensure that the findings represent a robust approach to the assessment The below table summarises information on ground hazards for the site. Table 12.1 Summary of Ground Hazards Hazard Collapsible Ground Compressible Ground Risk Very Low No hazard P15

17 Hazard Ground Dissolution Earthwork Stability Running Sand Shrinking or Swelling Clay Radon Affected Areas Risk No hazard Frost heave and seasonal constraints may pose a risk. Saturated chalk near the surface can freeze causing expansion of the ground. Seasonally, wet weather increases the saturation in chalk and becomes compressible. No hazard (low hazard 37m to 244m away from site) No hazard The property is in a lower probability radon area, as less than 1% of homes are above the action level 12.5 There is potential for minor, temporary adverse impacts identified during the construction process on construction workers, those accessing the site and neighbouring sites from potentially contaminated soils and materials and ground gas, however best practice construction management practices will ensure these impacts are negligible. This guidance will also reduce impacts on protected geological features and existing ground conditions to negligible During operation of the development, the design is proposed to incorporate oil/water interceptors to the soakaway drainage scheme and gas protective measures in accordance with best practice guidance. This will ensure that there is a negligible impact on all sensitive receptors following completion of development and subsequent operation Cumulative and Residual Effects 13.1 The table below reviews whether the inter-relationship between effects arising from the development may give rise to additional impacts not previously identified. It also considers whether effects may arise when the development is considered alongside other schemes or proposals in the surrounding area, the likelihood of the other developments proceeding and the ability or necessity of the applicant to mitigate any such effects for those other sites. Table 13.1 Summary of Effects with Mitigation in Place Environmental Topic Landscape and Visual Impacts Effects during Construction Temporary minor to major adverse Effects during Operation Permanent minor adverse; moderate beneficial; Socio-Economics Moderate beneficial Moderate to major beneficial; minor adverse on commuting Transport Temporary minor Negligible adverse Cumulative Effects Change in views but effect is not substantially adverse None requiring additional mitigation None anticipated Air Quality Negligible Negligible None anticipated. Noise and Vibration Negligible Negligible None anticipated. Ecology Minor temporary Minor to moderate None anticipated. P16

18 Environmental Topic Effects during Construction adverse Effects during Operation beneficial; minor adverse Cumulative Effects Water Environment No effects No effects None anticipated. Heritage Minor beneficial No effects None anticipated. Ground Conditions and Contamination Negligible Negligible None anticipated A range of mitigation measures have been identified throughout the ES which are capable of being enforced through planning conditions or financial contributions in relation to the development Some minor negative residual effects remain in relation to specific sensitive receptors in relation to landscape and visual impact and ecology. However, these must be balanced against the significant beneficial environmental effects in relation to socio-economics and other ecology receptors due to new habitats The relationships between the effects identified on site do not give rise to a need for additional mitigation measures in relation to the development. There are no cumulative effects arising from the development when considered with other developments in the surrounding area and the overall conclusion is that the proposed development will not result in unacceptable adverse effects Availability of the Environmental Statement 14.1 A paper or electronic (CD Rom) copy of the full ES can be obtained from:- Nathaniel Lichfield & Partners, 14 Regent s Wharf, All Saints Street, London N1 9RL (Tel: +44(0) ) 14.2 Information on the planning application and the ES can also be viewed on the website of CCC at:- All comments on the ES (and planning application) should be issued to CCC directly. P17

19 15.0 Scheme Plans and Cross-Sections Site Layout Plan Proposed Landscaping Plan P18

20 Illustrative Aerial Perspective ARM A and B Key to Cross-Sections (provided overleaf) P19

21 Cross-Sections P20

22 Promoter CEG Land Promotions Ltd Landscape Architect Liz Lake Associates Developer LaSalle Investment Management Landscape Planning Tyler Grange Architect Scott Brownrigg Cost Consultant Aecom MEP Engineer Hoare Lea Ecologist MKA Ecology Civil and Structural Engineer Ramboll UK Ltd Environmental Engineering Brookbanks Consulting Ltd Transport Bryan G Hall Heritage CgMS Environmental Impact Assessor Nathaniel Lichfield & Partners Artist Alison Turnbull Project Manager Bidwells Planning Carter Jonas LLP Public Art Consultant Commission Projects